-PITI minus (rents x number of bedrooms) = your debt obligationIf what you owe at the end of the day is less than what you would spend on housing per month, that's a win! 

The value of commercial MF has fallen nationally.  

Your plan sounds feasible, but there are a few things to keep in mind:DSCR Loan Flexibility – DSCR (Debt Service Coverage Ratio) loans are designed for investors, meaning there typically aren’t occupancy restrictions like conventional loans have.

All are local except for one is a national brand auto supply store, using this for a warehouse. 

So for example I'm very conservative and don't want any debt on them because I feel this hardens them in case of a severe recession.

A DSCR ( debt service coverage ratio) loan was offered to me instead.

Quote from @Samuel Coronado: Quote from @Jordan Moorhead: You can use local banks and there are national lenders.

Unfortunately this market doesn’t appreciate that quickly, but I possibly may do that in 2-3 years depending on the market, debt pay down and the interest rates at that time. 

For example, if your partner has income and no debt, perhaps you can invest through her, or if it makes sense to combine your income with her that might still get you below 50% DTI.

The focus is more on the property's potential income and your ability to service the debt.